And conversely, if I go out and start networking with cash buyers as “someone who can wholesale them great deals” before hand to get a base of buyers... how do I avoid becoming known as the guy who can’t deliver when it comes time to deliver a deal?

If you delivered a clean / clear unit and the tenant has had a hand in creating a pest issue by living sloppily, leaving food out, etc. they should remediate the problem or you can leave a few traps, poison, close holes, etc. as a courtesy.If the problem is very severe, hire a professional and bill back to your tenant if they are unwilling to cooperate. 

The house is renovated, clean and was delivered vacant to me.It just has no amenities, it’s like very basic 2 bedroom housing.

@Lisa Labok deliver value, that is #1 importance and where 99.8% fail and why they fail as a whole. 

It is the opposite...the seller is responsible for ensuring the property is delivered to the buyer in the same condition as it was at the time of the accepted offer.

To cover your butt I would deliver the 60 day notice to vacate(unless in Kane, Will, Lake, or McHenry county where you can deliver 30 day notice to vacate still) and maybe that will bring them to the table to talk about plans. 

I don't think the tenants want to move, but we do want to sell the property soon and most of the interested buyers need the property to be delivered vacant. 

In both cases, syndication would be needed with a securities attorney.Here is the list of promissory notes recognized by the Supreme Court as NOT being securities is a compilation of nearly random examples:Notes delivered in consumer financing.Notes secured by a mortgage on a home.Short-term notes secured by a lien on a small business or some of its assets.Notes evidencing a “character” loan to a bank customer.Short-term notes secured by an assignment of accounts receivable.Notes that formalize an open-account indebtedness incurred in the ordinary course of business.Notes given in connection with loans by a commercial bank to a business for current operations.And the determining factors for how a court will judge it to be a security or not are :Whether the borrower’s motivation is to raise money for general business use, and whether the lender’s motivation is to make a profit, including interest.Whether the borrower’s plan of distribution of the note(s) resembles the plan of distribution of a security.Whether the investing public reasonably expects that the note is a security.Whether there is a regulatory scheme that protects the investor other than the securities laws (e.g., notes subject to certain banking regulations).Again, consult an attorney.

I am planning on installing myself and have raw materials delivered but am open to alternatives at the right priceI appreciate any insights/contacts/strategies from this creative bunch :) Thank you!

The letters got returned to me and though it took longer than I care to admit, I finally realized that if I couldn't get my letters delivered, neither could any other investors.